I can see that you have done research into trying to justify what you want/don't want - so I will start there.
dreamchaser69 wrote:We are required to build on pilings, no matter what the grade elevation is in regards to the flood-zone.
And those pilings create a story, by definition (not the part of the pilings which are below grade, but the area between the pilings above grade and under the floor next above). That story is either "above grade" or "below grade", nonetheless, though, it is a "story" ... as you have acknowledged below trying to explain why it is not.
That being said, an option that might have come up is to permit as a S-2 open garage (we meet the the construction type) which is then allowed as a max single story above grade, ...
That is correct - the parking area within the pilings under the occupancy above (it is "one structure" ... with mixed occupancies).
... but not counted in the stories above ...
Not counted in with the same occupancy, but is counted in the number of stories of the structure/building. That appears to be the failure point in your argument.
- so this design because of separation, would be an S-2 open garage under a Group R 3-story.
1 story open garage
+3 story R-3 Dwelling =4 story structure/building
... the other thing we are exploring is FBC-R322.1.5 and how that affects what the lowest floor is and if this excludes the "level" underneath from being considered a floor. No floor - no story.
From the 2017 FBC-Building (underlining and bold are mine)
- CHAPTER 1
- - SCOPE AND ADMINISTRATION
- - - PART 1—SCOPE AND APPLICATION
- - - - SECTION 101
- - - - - GENERAL
- - - - - - [A]101.1 Title.
- - - - - - - These regulations shall be known as the Florida Building Code, hereinafter referred to as “this code.”
- - - - - - - - [A]101.2 Scope.
- - - - - - - - -
The provisions of this code shall apply to the construction, alteration, relocation, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures.
- - - - - - - - - -
Exceptions:
- - - - - - - - - - - 1.
Detached one- and two-family dwellings and multiple single-family dwellings (townhouses)
not more than three stories above grade plane in height with a separate means of egress, and their accessory structures not more than three stories above grade plane in height,
shall comply with the Florida Building Code, Residential.
- - - - - - - - - - - 2. Code requirements that address snow loads and earthquake protection are pervasive; they are left in place but shall not be utilized or enforced because Florida has no snow load or earthquake threat.
It was established above that the structure/building is 4 stories.
I will clarify with a "structure" is and what a "building" is, there is a difference:
- From the 2017 FBC-Building/Residential (the definitions apply to both)
- - [A]BUILDING. Any structure used or intended for supporting or sheltering any use or occupancy.
- - [A]STRUCTURE. That which is built or constructed.
This does seem to come down to "Story Above Grade" and this is where it gets everyone. When reading the definition, I have found others that specified "basement". That word was removed in the FBC 2017 codes (or sometime before). We think that this was originally intent on being used for foundations like basements, crawl, stem-wall, etc. Where the grade actually touches the exterior of the foundation walls. with the elevated homes, we don't have exterior walls and a piling does not constitute a wall, therefore the definition really should not apply to a piling home.
Okay, let's go with your thinking about using that definition:
- STORY ABOVE GRADE PLANE. Any story having its finished floor surface entirely above grade plane,
or in which the finished surface of the floor next above is:
- - 1.More than 6 feet (1829 mm) above grade plane; or
- - 2.More than 12 feet (3658 mm) above the finished ground level at any point.
You seem to be placing all your bets on red 17 of the roulette wheel, but the ball is not landing there - red 17 is "finish floor" ... and a "dirt floor" is a "floor" (just described it as a "dirt" "floor") ... the "finished" aspect is the top of the "dirt" "floor" after it was graded/raked/swept/whatever action was done and left to serve as the "finished" floor surface.
The second part of that argument is the "or" part of the definition: "or" "in which the finished surface of the floor next above is" - and that "floor next above" meets 1. and 2.
Thanks again - lets see what happens with the S-2 garage under Group R and if I can get any traction with the exclusion of the lowest floor in R322.1.5 from being considered a floor. Then grade starts with my first enclosed level.
First and foremost, R322.1.5 is from the FBC-Residential, which is not applicable.
But, let's dissect R322.1.5 for you - the first thing is to understand what the section is referencing:
- SECTION R 322
- -
FLOOD-RESISTANT CONSTRUCTION - - - R322.1 General.
- - - - Buildings and structures constructed in whole or in part in flood hazard areas, including A or V Zones and Coastal A Zones, as established in Table R301.2(1), and substantial improvement and restoration of substantial damage of buildings and structures in flood hazard areas, shall be designed and constructed in accordance with the provisions contained in this section. Buildings and structures that are located in more than one flood hazard area shall comply with the provisions associated with the most restrictive flood hazard area. Buildings and structures located in whole or in part in identified floodways shall be designed and constructed in accordance with ASCE 24.
- - - R322.1.5 Lowest floor.
- - - - The lowest floor shall be the lowest floor of the lowest enclosed area, including basement, and
excluding any unfinished flood-resistant enclosure that is useable solely for vehicle parking, building access or limited storage provided that such enclosure is not built so as to render the building or structure in violation of this section.
That is stating that, in flood areas, the "lowest floor" (excluding those underlined above) is required to be above the height requirement for flood elevation.
That does not in any way state that any "floor" which is below that level is not counted as a "story".
You are wanting to find a way around the requirements to have to use: a) a CGC; b) the FBC-Building (instead of the FBC-Residential), and, in doing so, you are trying to apply non-applicable sections to your wants, and trying to twist code sections which are for one purpose to another purpose (the purpose of R322.1.5 is to keep the lowest floor of the dwelling above flood damage, not to 'not count the floor below that' for number of stories.
Go for it if you want too, but be forewarned that you are fighting a battle which will ... which SHOULD ... result in the building official essentially saying: 'As I have previously explained in detail, you are proposing to construct a 4 story building. A CBC is not permitted to construct buildings over 3 stories. Also, the Florida Building Code, Residential is only applicable to dwellings 3 stories or less in height, and you are proposing to build a 3 story dwelling OVER a 1 story open parking garage, my math says that 3 stories + 1 story = 4 stories'.
It really is that simple.